Nama probe insight: Northern Ireland's £1bn debt collectors
In April last year Northern Ireland's biggest ever property deal was secured when Cerberus bought from Nama a loan book portfolio concerning 850 properties for a knockdown £1.3 billion. It is a deal that has been shrouded in controversy. In the second of a two part series Susan Thompson takes a look at how property developers have fared since the US investment company moved into Belfast.
Last year, a new and extremely powerful landlord - of sorts - appeared on the scene in
A landlord that controlled the loans on 850 properties and one that wanted its money back fast and with interest on top. Enter Cerberus Capital Management.
Many Cerberus debtors were asked to draw up business plans and submit them to Capita, Cerberus's loan administrators.
In nearly all cases, The Irish News understands, they were rejected. Some debtors were not asked to submit plans.
Regardless if you were asked or not, debtors typically found themselves in front of Cerberus's no-nonsense Belfast-based debt collectors.
The wait, often in Capita's offices in the Metro building in
One debtor said the rough rule of thumb was repayment in full plus 20 per cent in three months. If you wanted longer then it was more than 20 per cent.
Although there has been plenty of unease about the treatment of debtors by Cerberus since it entered
Many have done this through finding new lenders. Their new partners often invest in the company rather than simply demand payback.
Gerard O'Hare's Parker Green International, which owns the Quays shopping centre in Newry, found backing from the Garrison Investment Group in
He has described Cerberus as pragmatic and practical compared to Nama.
Others that have found new backers include Lagan Development (Holdings), which is jointly owned by brothers Kevin and Michael Lagan, Noel Murphy's MAR Properties and Paddy Kearney’s Kilmona Holdings.
The Irish News also understands that Frank Boyd's Killultagh Estates is close to reaching an agreement with Cerberus.
Other borrowers, in a fortunate enough position to do so, have paid Cerberus back, plus interest, through personal means.
But these are the good news stories.
There is chatter of the Cerberus deal working well for the top developers and less well for the smaller property owners.
Yesterday he told the Stormont finance committee that Cerberus had been "ruthless, unjust and unreasonable" in demanding repayments of £33 million within 24 hours following a series of brief meetings.
After forwarding a series of proposals to Cerberus, the company told Mr Graham they were not acceptable. He says further efforts to negotiate with the company proved fruitless. Mr Graham insists he never missed a repayment.
Downpatrick-based developer John Miskelly's
One businessman told The Irish News that there has been plenty of debate about the potential existence of an informal agreement between the government and Cerberus.
He said: "Cerberus made an effort to offer consensual resolution to the big developers. Nobody should weep for Cerberus but [it] didn't perhaps maximise every last pound out of borrowers that [it] could have."
The £7m scandal
The Cerberus deal has, of course, become the centre of what is alleged to be a high profile financial and political scandal.
The National Crime agency is investigating a £7 million payment made to
Ian Coulter, the former Tughans managing partner, said that the concept of a Nama deal was developed by "other business people" in
The Irish News understands these "other business people" include a partner at a top Belfast-based accountancy firm and a leading property developer.
What was agreed between Stormont and Cerberus?
The British government has said it found it "strange" that no Memorandum of Understanding (MoU), which would have set in stone the terms that Cerberus could operate in
And it is strange given that just three months before the Cerberus deal was announced, the First Minister's office sent what appeared to be a proposal for a memorandum of understanding with Pimco to Nama.
Frank Daly, chairman of Nama, has described the memo as a "debtors charter," giving existing debtors significant rights and protections on a sale.
Pimco had made an unsolicited bid for the Nama NI portfolio to Stormont. In papers released last night by Nama - in response to questions posed by Nama's Finance Committee - Simon Hamilton, Finance Minister, suggested to Mr Daly that a sale to Pimco, without opening the process up to any other party, would avoid any potential panic in the market.
The minutes of a phone call between Hamilton and Daly, said: "SH [Simon Hamilton] wished to reiterate how it could play if it became known that a 'For Sale sign' was seen to have been put up over the NI assets by Nama and the panic or reverberations that could follow."
He also suggested a private sale would help "deal with the PGs [personal guarantees] issue."
The pursuit of personal guarantees - documents signed by property developers making them personally liable for the debts of their companies - by Nama had been raised as a huge concern at the highest political levels in
Pimco, however, withdrew from the race for Nama's assets after it transpired that it had agreed to pay a £5 million fee to Northern Irish businessman Frank Cushnahan, a former Nama Northern Ireland committee member.
It begs the question, if an agreement had been seemingly made between the First Minister and Pimco, why did the successful bidder Cerberus not have to sign up to a similar agreement? Or did it?
What comfort on the treatment of debtors was received by Stormont from Cerberus, official or unofficial?
We simply do not know because the First Minister has declined to comment.
He has also refused to disclose if anything was agreed at a secret meeting he had with the former
The meeting at
But back to the memorandum of understanding that Cerberus didn't seemingly sign. The first item on the memo was the release of "all corporate guarantees and personal guarantees... for nil payment".
Cerberus has enforced one personal guarantee with a value of £200,000. Yet despite all the political sensitivity the personal guarantees have endured, they can still be used as leverage by Cerberus.
The memorandum of understanding also stipulated that "the buyer" must commit to investing, where viable.
Examples of such investment by Cerberus are hard to find.
What is apparent is that, under Cerberus' new ownership, the debtors of the loan book have not enjoyed the protection the suggested memorandum of understanding sought to give them.
So why was the First Minister so confident that Cerberus was the best choice for
Read the full background to the £7m Nama scandal
Graham tapes feature at least one DUP politician
Jamie Bryson gets go-ahead for Stormont evidence
Nama probe: Gareth Graham makes complaint to US watchdog
INSIGHT: Meet the man who heads up Cerberus NI
ANALYSIS: Quietly-spoken businessman gives extraordinary evidence
Questions raised over NCA probe into Nama scandal
Cushnahan heart attack may thwart Stormont evidence bid
Nama: Where are the secret tapes and why were they made?
Cushnahan-linked firm offers to testify to £1.3bn Nama committee
Law Society warned by police not to jeopardise Nama probe
Law Society appear in front of frustrated Nama committee
Jamie Bryson asked to supply Nama deal information
Stormont Finance Committee to take advice on compelling Nama to attend inquiry
Florida drops anti-sectarianism laws over Nama bid
Robinson involvement in Nama's loan book continued after sale
Freedom of Information anomaly sparks concerns
Nama letter shows Cushnahan had "designated assistants at Tughans"
Peter Robinson's son worked for firm given £9m by Nama
Sinn Féin's Mary Lou McDonald withdraws committee call
Nama: Top civil servant 'prefers not to answer questions'
Simon Hamilton raised Nama issue in meeting with Michael Noonan
London urges Stormont to "keep a close eye on Cerberus"
Wallace will give bribe info to gardaí
Robinson's lobbyist son has 'access all areas' at Stormont
Nama: Sinn Féin Stormont MLA meets National Crime Agency
Fresh start for £7m lawyer Ian Coulter
Industry body calls for lobbyist register
Taoiseach questioned over £1.3bn Nama sale
Stormont's Nama inquiry is a non-starter
Ex-Tughans solicitor Ian Coulter pictured for first time
£7m lawyer says no Nama sale money intended for politicians
Ian Coulter's Nama statement
Nama: Law Society asks to be ordered before Stormont probe
'Up to four politicians from two parties' linked to Nama scandal
The Nama scandal – a timeline
Wallace prepares to unveil more details of Nama deal
When the north starts to resemble Craggy Island
Nama: What we know, and what questions remain unanswered
Peter Robinson denies he was to benefit from Nama deal
Frank Cushnahan was 'well known and well placed'
Nama: Simon Hamilton criticised over Cerberus meeting
Martin McGuinness 'unaware' of Robinson Nama letter
£5 million Frank Cushnahan Nama fee 'arrangement' revealed
Law Society 'silliness' over handling of Tughans probe criticised
First Minister's son breaks silence on Nama deal
National Crime Agency to lead probe into Nama claims
McGuinness kept in dark over Robinson's Quayle meeting
Nama: PSNI probe into 'potential criminal activity'
Loyalist blogger facing legal action over DUP claims
Peter Robinson could face Stormont Nama probe
No signs of life at Gareth Robinson's publicity-shy PR firm
Secret Cerberus meetings between Peter Robinson and ex-US Vice President
Peter Robinson's son worked for Nama deal law firm
Former Nama member Frank Cushnahan had close ties to the DUP
Stormont calls for anyone with Nama information to come forward
Peter Robinson: I met with US firm over Nama portfolio
Analysis: Questions in the Nama sale which remain unanswered
Allister says 'immediate questions need answered on 'NAMAgate'
TD claims further revelations to come on NI Nama sale
Peter Robinson: I met with US firm over Nama portfolio
Secret tapes stored on £7m Nama deal
Explosive claims about £7m 'earmarked for politician"